East Suffolk Council
Introduction to building regulations
What are building regulations?
The building regulations help ensure that new buildings, conversions, renovations and extensions (domestic or commercial) are going to be safe, healthy and high-performing.
Detailed regulations cover specific topics including: structural integrity, fire protection, accessibility, energy performance, acoustic performance, protection against falls, electrical and gas safety.
They also lay standards for drains, ventilation, protection against the ingress of water and protection against contamination including methane and radon gas.
The building regulations are defined by the English and Welsh Governments.
The Building Regulations Advisory Committee (BRAC) advises the Secretary of State in England on making building regulations and setting standards for the design and construction of buildings.
| LABC's Deputy Chief Executive Lorna Stimpson describes her role as a member of BRAC |
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Do I need building regulations?
You must check if you need approval before you construct or change buildings in certain ways. Building regulations approval is different from planning permission. This may include:
- installing a bathroom that will involve plumbing
- putting in a fixed air-conditioning system
- replacing windows and doors
- replacing roof coverings on pitched and flat roofs
- installing or replacing a heating system
- erection or extension of a building
- installation or extension of a service or fitting which is controlled under the regulations
- an alteration project involving work which will temporarily or permanently affect the ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings
- insertion of insulation into a cavity wall
- underpinning of the foundations of a building
- work affecting the thermal elements, energy status or energy performance of a building.
You do not need to get approval yourself if you use someone registered with a competent person scheme.
Full plans application
Usually for larger scale building works such as extension works and new dwellings. You will submit drawings, specification and/or structural calculations to our Building Control Team. The surveyor allocated to your application will then go through these plans to see if they meet building regulation standards. If the plans do not meet building regulation standards then amendments will be requested and re-checked.
The benefit of submitting a full plans application is that it gives us a clear understanding and preparation of what is required before building works commence. Comparing this to a building notice application, it means that you may not need as many inspections carried out as the inspector will be less likely to uncover additional works as the building works progress.
Building notice application
A building notice application is more commonly used for small scale building works such as minor internal alterations, new windows or level access bathrooms. It can allow homeowners to start works within 48 hours of submitting your building notice application.
You will be relying on your architect or builder to implement correct building control measures. Should regulatory upgrades be required during the build, they may well cost more to implement than if they had been specified on plan from the outset.
Regularisation
A regularisation application is a retrospective application for completed works that required building control. This usually covers minor works that the homeowner may not have realised required building regulations (e.g. log burners). Regularisation will involve opening up works to allow for critical aspects of the building works to be eyeballed.
A regularisation certificate can be required when selling a property to provide to solicitors if a building control application was not set up at the time the works were being implemented.
When to book an inspection
Inspections may, but not in all cases, include the surveys listed below depending on your individual project:
- Commencement – notification of when works are starting on your project.
- Foundation – prior to concrete being poured.
- Oversite/suspended floors – the base layer prior to concrete being poured on the floor slab.
- Drainage – laid and bedded in shingle prior to backfilling.
- Floor and roof structures - any structural opening lintels/steel beams prior to covering.
- Thermal insulation – once installed.
- Advice visits – can be discussed and agreed directly with your surveyor by phone.
- Drains test – prior to new build completion.
- Completion inspection – final inspection of completed build.
To book an inspection, call our dedicated support team on 01394 444219 between 10:00am and 4:00pm.
To see who the building control surveyor is in your area you can check our building control surveyor area map.
If you are yet to submit a building control application a surveyor will still come out to inspect elements of your project to ensure the safety of the building works and that they are up to building regulations standards.